Web look issue89

1 / look / Current to January 20th, 2015 Current to January 20th, 2015 / look / 1

Number 1 for

Greater Ponsonby property

Central Auckland | Issue 89 | Current to 20th January 2015

Household delivered to: Newton, Eden Terrace, Kingsland, Arch Hill, West Lynn, Western Springs, Morningside, part of Mt Eden, Point Chevalier, Westmere, Herne Bay, Cox’s Bay, Saint Marys Bay, Ponsonby, and Freemans Bay;

also available outside most local real estate offices and selected supermarkets.

The good life!Proudly marketed by the Professionals see page 4 for details


For the best tax advice please contact Mark Withers - [email protected]

24-26 Pollen St, Ponsonby | Ph 376 8867 | www.wt.co.nz

M O R T G A G E SSUE TIERNEY

Sue [email protected] Ph: 09 914 7555 Mob: 021 776 222

24–26 Pollen Street, Ponsonby www.stml.co.nz

You want it, we make it happen

I love the months leading up until Christmas, but even more, the weeks following Christmas. I

recall reading an article by Bob Jones, property guru, years ago, and in it he stated that “the time to buy is when everybody else is out fishing and go fishing when everybody else is buying”. I am convinced he is right, as I have seen clients purchase great bargains in the break between Christmas and New Year when everybody else is away. Solicitors usually have a skeleton staff on, and although my office is closed the phone is always switched on and with great technology I’m ready to help.

Open homes, if there are any, can be quiet so you can really chat to the agent and find out the motivation to sell. The more information you have the better you can negotiate. Quite often newer agents are left in charge of open homes, with the well established agents taking time off on holiday. The benefit to you as a potential purchaser is that newer agents may have less listings, less work load and therefore more time to assist you. You may even get to hear about properties that are not yet listed but coming on the market in the New Year. If the agent doesn’t

offer the information, ask for it!

In my opinion it’s the perfect time to be house hunting when everybody else is away sunning themselves. Sadly bank credit teams are usually on a skeleton crew as well, so I recommend getting approvals in place now, before Xmas, so that all you need to do is fine tune it once you have found your ideal property.

So here are my tips for Xmas house buying

• Get your pre approval now before every one goes on Xmas break

• If you must be subject to finance, make your finance date at least 1 week after your solicitor returns to work

• If you have a family trust make sure your independent trustees are briefed, and make sure they are happy with your intentions

• Know your trustees holiday plans so they can be available if they need to sign sale and purchase agreements

• Meet with your accountant prior to purchasing so that you can optimise and ensure you have correct loan structures

• Do your market research and be realistic about what you are going to have to pay to complete the purchase. Low ball unrealistic offers will only deter you.

• Most banks now have an automated system for purchasing valuations. Don’t go off organising your own without knowing your own lenders requirements. Otherwise you may find yourself with a valuation that’s of no use at all.

• Do not, without exception, ignore the

obvious such as a obtaining a builders report, and/or LIM report. If you need one, get it! It could be the most expensive mistake of your life otherwise.

• If you can’t find what you are looking for, drop flyers in to letterboxes. I’ve had friends purchase this way.

• We have a favourite saying in our office: Fish your feet first, instead of looking all over the city for a property, narrow it down to a small area. And finally, have fun house hunting.

Christmas Shopping

Sue Mihakis-TierneySue Tierney Mortgages

As thoughts turn to the kiwi summer holiday many people go online

to websites promoting the availability of holiday homes and baches for rental. As the cost of ownership increases owning a slice of the kiwi coastal dream is ever more difficult to achieve. But by renting the property for holiday accommodation the dream can become a successful addition to the property investor’s portfolio.

Key aspects to consider when marketing a holiday home are its proximity to main centres. Ideally, the property should be within 250km of a main centre if it is to enjoy regular patronage. It’s unlikely that people will drive longer than 3 hours for a weekend stay.

Bach care have also recently released a survey suggesting that demand is now for modern holiday homes offering all the normal creature comforts including Wi-Fi and sky TV for example. The traditional Kiwi bach still has its place but city slickers idea of roughing it when on holiday appears to be very different from our forebears.

The question of pets is also interesting. Many commercial establishments will not allow pets forcing people who want to holiday with their pets to look to holiday homes. Holiday homes that can offer pet friendly accommodation will undoubtedly attract patronage as a result of this.

Remember also that when marketing you are selling a holiday not a home. Promote the holiday experience on offer and enhance this by including

equipment like bikes, fishing rods and boats as much as is possible.

There have been recent tax changes with regards to holiday homes. These new rules are known as the mixed use asset rules and they have had a limiting impact on the deductions available. In simple terms they work like this. Where the property is used for both income earning purposes and personal purposes it is considered a mixed use asset. Deductions for expenditure of a mixed nature (interest, rates insurance etc.) can only be claimed in a ration of rented use divided by total use.

Its best illustrated with an example. In a year a holiday home owner uses his home for 50 nights

and rents it for 50 nights. His mixed use costs can then be claimed in a ratio of 50/100 or 50%. The fact that the property was available for rent for the remaining 265 nights no longer assists him.

Interestingly, rent paid by associated persons to the owner is excluded from rental income and the nights they stay are treated as private use nights. Where rental is discounted for friends in excess of 80% of the market rent the rent is also excluded and the stay considered private.

There is another sting in the tail of the new rules as well. If the property produces a loss, the loss will be “ring fenced” and be unable to be deducted against other income of the taxpayer if the gross rental from the holiday home is less than 2% of the properties CV.

For example, Joe purchases a holiday home for $650000 that has a CV of $750000. He borrows the entire purchase price and starts marketing

the property for $300/ night. In his first year he achieves 46 nights rent for a gross tally of $13800. Because of his mortgage though, he makes a loss.

However, because his gross rent of $13800 is less than 2% of his CV = $15000 his loss is ring fenced. All he can then do with it is carry it forward and offset it in future if he ever has taxable income from the same mixed use asset.

This new ring fencing rule has essentially cut the tax relief from the ownership equation for anyone who is not fully committed to running their holiday home to achieve the maximum possible rental. For those who are genuine and serious though it’s an achievable threshold.

So if the dream of owning a holiday home is still alive for you there is still plenty of scope within the rules to achieve it through marketing it for rent to the public.

Holiday Homes

Mark Withers of Withers Tsang


This could be your lucky day to discover a lovely North facing bay villa, nestled in a quiet cul-de-sac on

sought after Tole Street.

Picture perfect from the outside, with its white picket fence, it is comfortably liveable in its current state. This welcoming home offers three spacious double bedrooms, master with an en-suite plus walk in wardrobe. The master bedroom even has a fireplace.

The home features an elegant separate lounge with fireplace. The generous open plan family living room and kitchen, also with fireplace, offers a desirable area to relax and entertain your friends and family. Through the French doors that open up the main living to the deck, you can wander down to the subtropical garden and swimming pool to enjoy the privacy that this space provides.

On the ground level, you have an added bonus to develop underneath the house. This would be perfect development potential for growing family or teenagers, or even rental income. Renovations have been consented for the separate living quarters downstairs (Jones Architects) should you wish to expand or add value. The options are endless!

It is just two houses away from Tole Street Reserve, a neighbourhood park that has something for everyone: a skateboard bowl,

an off-leash dog area, a basketball hoop, a nice copse of Nikau and a great playground with equipment suitable for kids of all ages. Factor in the short walk to Ponsonby Road and you will love living the Ponsonby life.

Central & city fringe specialistsContact Rachel Hawes: (09) 815 4018 | 021 485 778 | [email protected]

www.thelocals.co.nz

Residential rentals & property managementSpeak to a Local today.

TheLocalstmKingsland

Uniquely Enchanting Do-Up Villa13 Tole Street, Ponsonby

On the sought after Northern Slopes of Herne Bay, this private and perfectly positioned three

bedroom, freestanding town house designed by Richard Priest is the ideal response to busy lifestyles.

The centrally placed kitchen and sunny living room, is a great place to gather. Open up the doors to the sheltered garden of this easy-care, fenced back yard. The kitchen and dining area has wooden floors and there is a center island, great for entertaining.

Upstairs the main bedroom (with ensuite) opens to a private balcony - a sunny place to enjoy a leafy outlook. Two further bedrooms, a family bathroom and laundry with toilet complete the generous amenities.

Practicalities include plentiful storage, a double garage with internal access and enduring brick construction.

On the desired northern slopes of Herne Bay, you’re a stroll away from cafes, shops, schools and the beach as well as handy to harbour bridge and marina access. A place for busy people, whether you’re looking for a lock-up-and-leave or a handy family home, this is the one.

Enduring Brick Construction59D Argyle Street, Herne Bay

Open HomesSat 13 Dec 1-1.45pmSun 14 Nov 1-1.45pm

Auction Auction at 34 Shortland St, City on 17/12/2014 at 1.30pm (unless sold prior)

André BoddéMOB: 021 662 873PH: 09 376 3039DDI: 09 376 [email protected]

Ashley TaitMOB: 021 325 009PH: 09 376 [email protected]

Residential Sales Barfoot & Thompson Licensed Real Estate Agent REAA 2008

3 2 2

View by AppointmentAndrea Ritchie M 021 906 793P 09 375 [email protected]

Luke McCawM 021 950 [email protected]

Bayleys Real Estate Ltd Licensed under the REA Act 2008

3 2 1 2 2


3 2 2 2

Ponsonby 13 Tole St

Uniquely Enchanting Do-Up VillaStop looking and start living. Nestled in a quiet cul-de-sac this North facing Bay Villa is positioned in Ponsonby’s most sought after Tole Street. Comfortably liveable in its current state, this welcoming home offers three spacious double bedrooms, master with an en-suite plus walk in wardrobe. An elegant separate lounge plus a generous open plan family living room and kitchen offers a desirable area to relax and entertain your friends and family. Wander down to the subtropical gardens and swimming pool to enjoy the privacy that this space provides. An added bonus is the development potential for the growing family or teenagers. Renovations have been consented for the separate living quarters downstairs (Jones Architects) should you wish to expand or add value. The options are endless!

Auction: 1:30pm 17 Dec 2014 at 34 Shortland

St, City (unless sold prior)

View: Saturday & Sunday 1.00 - 1.45pmwww.barfoot.co.nz/534348

André & Nikki BoddéM 021 662 873

E [email protected]

Ponsonby 09 376 3039

Ashley TaitM 021 325 009

E [email protected]

Ponsonby 09 376 3039


Thank you to all of you for your wonderful support

over the past year. Wishing you a safe and relaxing

Christmas and New Year.

Repeka

Repeka and her fellow graduates from the 2014 Leadership NZ program

“Thank you Leadership NZ and my fellow colleagues for the most

amazing journey of Leadership learnings...Fa’afetai Lava”

9 / look / Current to January 20th, 2015 Current to January 20th, 2015 / look / 9Grey Lynn Branch

www.barfoot.co.nz

[email protected] M: 027 499 0855 P 09 360 2323

Repeka Lelaulu

Repeka Lelaulu23 years experience

23 years of great results!#1 salesperson Grey Lynn

2010-11 and 2013-14

UNIQUE PROPERTY WITH A LOT OF POSSIBILITIES IN DOUBLE GRAMMAR ZONE!This property is currently configured as two residential dwellings, one with a separate sleep-out/studio. The front of the property is a bungalow with two bedrooms, kitchen, separate bathroom and toilet. Some original features still remain, but will need a bit of work to bring this house back to life.The second dwelling is a two-storey property with three bedrooms, bathroom and laundry downstairs and the kitchen (shower and toilet), one bedroom, open plan lounge/dining with conservatory on the second floor. The total rental income for these properties is approximately $1,300 per week, so you can either just sit and enjoy the rent cheques or do-up, demolish or re-develop - the choice is yours.

AUCTION

Epsom 25 Ferryhill Road

Auction: 1:30pm 17 Dec 2014 at 34 Shortland

St, City (unless sold prior)

View: Sat/Sun 12:00-12:30pmwww.barfoot.co.nz/534519

Repeka LelauluM 027 499 0855

E [email protected]

Grey Lynn 09 360 23236 2 3 1 2


Herne Bay 34 Ardmore Rd

Tre’s OriginaleHere is an exciting and rare opportunity to purchase an original early 1900s four double bedroom villa sitting on a generous 412m2 of prime real estate. This is a highly sought after and tightly held neighbourhood which is testament to the three generations who have enjoyed living here for many, years. Close proximity to an abundance of cafes, restaurants, boutique shopping, adorable Sentinal Beach Reserve, excellent schooling and of course Auckland’s CBD. The pedigree of this 100 year old villa is intact and is ready for your personal flair to enhance lifestyle and investment

Auction: 10:30am 17 Dec 2014 at 34

Shortland St, City (will not be sold prior)

View: Saturday & Sunday 2pm- 3pmwww.barfoot.co.nz/534651

Janice Hamilton & Philip CoxM 027 232 2356 P 09 623 5036

E [email protected]

Remuera 09 524 01494 1 1 1


Grey Lynn09 360 2323www.mattandryan.co.nz

Matt and Ryan

www.barfoot.co.nz

When you list with Matt and Ryan, you list with a team.

Do it once, do it right.Give us a call now.

It was a pleasure to have met Ryan and Matt – both my husband, Lloyd, and myself found them to be positive, conscientious and well grounded in their attitude. They were very helpful advising us re the Reserve Price for our home nearer to the Auction Day and that took an enormous load of our shoulders. We must admit selling a home can be somewhat stressful – but, Matt and Ryan helped us through that period. Auction Day proved to be an outstanding success and we are very grateful for that. Given we were to sell again, without a doubt, we would turn to Ryan and Matt. “Nothing ventured – Nothing gained”. Keep up the good work, for Lloyd and myself it was truly an amazing experience we will not forget. Lloyd and Helena

Matt O’Rourke021 375 [email protected]

Ryan Harding021 621 [email protected]

Licensed REAA 2008. All information contained herein is gathered from sources we consider to be reliable. However, we cannot guarantee or give any warranty about the information provided. Interested parties must solely rely on their own enquiries.

Auction Wednesday 17th December 2014 at 6:30pm, In Rooms, 190 Ponsonby Rd, Ponsonby

View Sat & Sun 2:15pm - 3:00pm www.ljhooker.co.nz/B5GUK

Auction Wednesday 17th December 2014 at 6:30pm, In Rooms, 190 Ponsonby Rd, Ponsonby

View Sat & Sun 2:15pm - 3:00pm ljhooker.co.nz/B5GUK

LJ Hooker - PonsonbyPonsonby Estate Agents Ltd Licensed Real Estate Agent MREINZ

2008

Steven Glucina 361 7701 or 021 888 455Dee McDade 021 448 832

-15

A rare and precious gem, this 5 bedroom classic 1900´s bay villa with Victorian features sits in the heart of Grey Lynn, just

oozing with possibilities and unlimited potential.

Featuring high ceilings, an ornate floral archway, pressed embellished steel and Kauri floors just waiting to be exposed, with a bit

of polishing this gem could be returned to its former glory.

Only a short walking distance to Ponsonby Road and all the lifestyle options this area offers and in-zone for all the popular

schools. Excellent investment property to add to your portfolio.

On the market for the first time in 50 years so make this blue diamond yours.

Blue Diamond - Needs Polishing

Grey Lynn 80 Crummer Road

13 / look / Current to January 20th, 2015 Current to January 20th, 2015 / look / 13www.bayleys.co.nz All companies within this composite are Members of Bayleys Realty Group

A TOUCH OF VILLA Herne Bay

Auction 6.30pm,

Wed 17 Dec 2014

On Site (unless sold prior)

View Wed 6-6.45pm,

Sat/Sun 3-3.45pm

www.bayleys.co.nz/1670122

Karen Spires AREINZM 027 273 8220

Ben MeiringM 021 708 083

35 Kelmarna AvenueAn elegant transformation of this four bedroom 1920´s Herne Bay

villa has created a modern home that retains many of its classic

features. Beautiful moulded ceilings are enjoyed alongside

contemporary finishes. With a chic entertainer´s kitchen including a

breakfast zone, European appliances and a honed granite bench top;

dining; two lounges and seamless flow to the outdoor entertaining

areas, attention to detail is evident throughout. A ´gallery´ hall has

plenty of room to hang artwork and two off-street car parks are an

extra bonus.BAYLEYS REAL ESTATE LTD, PONSONBY, LICENSED UNDER THE REA ACT 2008.

LUXURY CONTEMPORARY LIVING Herne Bay

For Sale View phone for viewing times



B 09 375 8494

[email protected]

48 Argyle StreetThe tree-lined driveway sets the scene for this luxury, European

provincial-style home. Contemporary décor creates a sophisticated

and elegant interior with multiple living spaces. Designed for

entertaining, the kitchen opens to the heated swimming pool, spa

and two outdoor zones, one with a fireplace. The spacious master

suite overlooks the pool and upstairs are three double bedrooms, a

lounge and bathroom. Two huge rooms are in the basement;

currently used as a music room and games room, all on 1475m² of

established grounds.

BAYLEYS REAL ESTATE LTD, PONSONBY, LICENSED UNDER THE REA ACT 2008.

ULTRA QUIET ENTERTAINER’S SANCTUARY Grey Lynn

Price by Negotiation View Sun 2-2.45pm or by

appointment



B 09 375 8494

[email protected]

552 Richmond RoadGet more than you bargain for in this big-hearted ultra quiet sound

proofed peaceful entertainer´s sanctuary that includes many extras

to make it quiet, warm and secure. In a total renovation, this 1900´s

character home has been future-proofed with sound-proof gib,

insulation and hush glass plus heat pumps and gas central heating.

Cook and entertain in large open plan living focused around a

gourmet kitchen with city views across the deck and a lush secret

garden. As well as 3 big bedrooms, an attic adds potential to expand

plus there´s a two car garage. First time on the market in 23 years.


PONSONBY CENTRAL Freemans Bay

Asking Price $2,400,000

View phone for viewing times


Blair HaddowM 021 544 555

B 09 375 8411

[email protected]

23 Anglesea StreetBeautifully renovated this modern home retains all the charm of a

1900´s villa while providing a contemporary lifestyle. Three double

bedrooms with two luxurious bathrooms, including the master

bedroom complete with ensuite and walk-in wardrobe. Separate to

the dining and lounge is a media room, which could convert to a

fourth bedroom with ensuite. A double garage also has a great

separate office and storage area. LED lights, CCTV cameras, an

intercom, central heating and heat pump have been installed to

ensure a contemporary lifestyle in this metropolitan location.


www.bayleys.co.nz All companies within this composite are Members of Bayleys Realty Group

A TOUCH OF VILLA Herne Bay

Auction 6.30pm,

Wed 17 Dec 2014


View Wed 6-6.45pm,

Sat/Sun 3-3.45pm




35 Kelmarna AvenueAn elegant transformation of this four bedroom 1920´s Herne Bay



contemporary finishes. With a chic entertainer´s kitchen including a



areas, attention to detail is evident throughout. A ´gallery´ hall has



LUXURY CONTEMPORARY LIVING Herne Bay




B 09 375 8494

[email protected]











ULTRA QUIET ENTERTAINER’S SANCTUARY Grey Lynn


appointment



B 09 375 8494

[email protected]


proofed peaceful entertainer´s sanctuary that includes many extras

to make it quiet, warm and secure. In a total renovation, this 1900´s






plus there´s a two car garage. First time on the market in 23 years.


PONSONBY CENTRAL Freemans Bay





B 09 375 8411

[email protected]


1900´s villa while providing a contemporary lifestyle. Three double









www.bayleys.co.nzAll companies within this composite are Members of Bayleys Realty Group

A TOUCH OF VILLAHerne Bay

Auction 6.30pm,

Wed 17 Dec 2014


View Wed 6-6.45pm,

Sat/Sun 3-3.45pm




35 Kelmarna AvenueAn elegant transformation of this four bedroom 1920s Herne Bay



contemporary finishes. With a chic entertainers kitchen including a



areas, attention to detail is evident throughout. A gallery´ hall has



LUXURY CONTEMPORARY LIVINGHerne Bay




B 09 375 8494

[email protected]











ULTRA QUIET ENTERTAINER’S SANCTUARYGrey Lynn


appointment



B 09 375 8494

[email protected]


proofed peaceful entertainers sanctuary that includes many extras

to make it quiet, warm and secure. In a total renovation, this 1900s






plus theres a two car garage. First time on the market in 23 years.


PONSONBY CENTRALFreemans Bay





B 09 375 8411

[email protected]


1900s villa while providing a contemporary lifestyle. Three double










Management & Rentals LtdMREINZ

1/1 Franklin Road

PO Box 47271, Ponsonby

Auckland, New Zealand

Phillipa Gordon AREINZ

Director

Management & Rentals LtdMREINZ

Tel: 09 378 9560

Mob: 0274 746 507

Fax: 09 378 9324

Email: [email protected]

www.hotpropertyrentals.co.nz

Established in 1996 and managing properties all over Auckland. We are a small boutique agency and you can trust our team to look after your property as if it was our own.

Please call me to arrange a FREE

Management Appraisal on your property.

Tel: 3789-560 Fax: 378-9324 Email: [email protected]/1 Franklin Road, Ponsonby www.hotpropertyrentals.co.nz

Phillipa Gordon 0274 746 507

Kingsland 1 Western Springs Road

• A classic Kingsland Villa in need of some revival and resuscitation

• Great opportunities like this don´t come along very often, so grab it while you can!

• Fantastic character features throughout the home with hardwood floors and high ceilings

• A North facing rear site and an open plan kitchen and living are perfect for the summer to come

• Add your flavour and design styles and reap the rewards

• A true five minute walk to popular cafes, bars and dining in wonderful Kingsland

A healthy dose of TLC is all you need to turn this house back into a home with soul!

4 A 1 F 3 K

By NegotiationView at advertised open home times

www.thelocals.co.nz/KGL21843

Ruth Hawes

021 482 797 09 815 4012

[email protected]

Tim Hawes

021 482 601 09 815 4016

[email protected]

LICENSED (REAA 2008)

By NegotiationView at advertised open home times

thelocals.co.nz/KGL21843

Ruth Hawes

021 482 797 09 815 4012

[email protected]

Tim Hawes

021 482 601 09 815 4016

[email protected]

LICENSED (REAA 2008)


Home of Ray White’s #1 Residential Salesperson 2013 & 2014Ruth: 021 482 797 | Tim: 021 482 601 | 437 New North Rd, Kingsland

www.thelocals.co.nz The Locals Ltd Licensed (REAA 2008)

A big thank you to all our clients and friends for your support throughout another hugely successful year of selling in your streets. We simply wouldn’t be here without your continued loyalty and encouragement!

And a very warm welcome to this years new ‘locals’ – it’s been a privilege to be a part of helping you to settle into our fabulous neighbourhood in 2014.


Merry Christmas and Happy New YearMerry Christmas and Happy New Year

Web look issue89

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